Can a General Contractor Handle Permits? Here’s What They Do

Key Takeaways:

1. Seventy-eight percent of construction projects experience delays due to permit-related issues, making professional permit management essential for on-time completion.
2. California requires licensed contractors to carry a $25,000 bond and comprehensive insurance before they can legally pull permits or perform construction work.
3. Unlicensed contractors cannot legally obtain building permits, exposing property owners to fines, stop-work orders, and liability for on-site injuries.
4. The permit process requires coordination across multiple agencies—Building and Safety, Fire, Health, and Public Works—each with separate applications and inspection schedules.
5. Contractor-led permitting transfers legal responsibility for code compliance to licensed professionals accountable to CSLB, protecting property owners from regulatory violations.

The permit process is the legal framework requiring government approval before construction begins. It verifies that proposed work meets building codes, zoning laws, and safety standards through plan review and scheduled inspections.

How do building permits function under Los Angeles City and County regulations?

The Los Angeles Department of Building and Safety (LADBS) oversees a complex permit process that requires expert navigation for virtually all construction activities. Building permits are required for a wide range of activities, from new construction to minor alterations—including structural modifications, room additions, electrical upgrades, plumbing installations, and HVAC replacements. LADBS reviews submitted plans against current building codes, approves or requests revisions, collects fees, and issues permits authorizing work to begin. The permit remains active through completion, requiring inspections at specific phases to verify code compliance before allowing subsequent work.

Which agencies issue different permit types for construction and remodeling?

Multiple agencies issue permits based on project scope and systems involved, creating overlapping approval requirements. LADBS handles general building permits covering structural, mechanical, electrical, and plumbing work. The Los Angeles Fire Department issues permits for fire sprinklers, alarms, and hazardous materials. The Department of Public Health approves septic systems and food service facilities. Public Works manages permits for driveway approaches, street work, and utility connections. Environmental Affairs reviews projects affecting trees, grading, and stormwater. Large projects often require coordination across five or more agencies, each with separate applications, review timelines, and inspection requirements.

How does the permit process ensure compliance, safety, and accountability?

The permit process creates inspection checkpoints that verify code compliance before and during construction, preventing unsafe or illegal work from hiding behind finished surfaces. Plan review catches design deficiencies—undersized beams, inadequate ventilation, improper electrical loads—before construction begins. Sequential inspections verify foundation depth, framing connections, plumbing pressure tests, and electrical grounding at stages where corrections are still feasible. This phased verification ensures structural integrity, fire safety, accessibility, and energy efficiency meet minimum standards. The permit record also establishes legal accountability—identifying who designed, built, and approved the work—creating documentation that protects property owners, future buyers, and municipal liability if failures occur years later.

What is a general contractor’s legal authority in obtaining permits?

California law grants licensed general contractors specific authority to obtain permits on behalf of property owners. This legal standing requires active licensing, bonding, and insurance that unlicensed individuals cannot provide.

When can a licensed GC act as the “permit holder of record”?

A licensed general contractor can act as the permit holder of record when they hold an active California contractor’s license with appropriate classifications and sign the permit application as the responsible party. The permit holder assumes legal responsibility for ensuring work complies with approved plans and building codes. California Business and Professions Code allows contractors to pull permits for work within their license classification—B (general building), C-specific trades, or appropriate specialty licenses. The contractor’s license number appears on the permit, establishing their accountability to CSLB and local authorities. This authority enables contractors to initiate construction legally while property owners retain ownership rights.

How does California law define the contractor’s role versus the property owner’s?

The California Contractors State License Board (CSLB), established in 1929 to protect consumers and regulate the construction industry, defines contractors as licensed professionals authorized to perform and permit construction work. Property owners retain the right to pull permits for work on their own property, but assume full responsibility for code compliance and construction quality. Unlicensed contractors cannot legally obtain building permits, leading to potential fines and stop-work orders that halt projects and require expensive corrections. California law positions licensed contractors as qualified intermediaries who understand code requirements, coordinate inspections, and ensure legal compliance—protections property owners working with unlicensed labor forfeit entirely.

Which CSLB licensing and bonding requirements allow a GC to pull permits?

As of January 1, 2023, all licensed contractors must carry a $25,000 bond to provide financial recourse for consumers in case of defective construction or other violations. This contractor’s bond protects property owners from financial loss if the contractor abandons work, violates contracts, or fails to pay subcontractors or suppliers. Licensed contractors are also required to carry workers’ compensation and general liability insurance, protecting homeowners from liability for on-site injuries or property damage. Permit departments verify active license status, bond coverage, and insurance certificates before approving applications. These requirements create accountability layers that unlicensed contractors cannot provide, establishing the legal foundation for permit authority.

Which permits can a general contractor typically handle?

General contractors with appropriate licenses can obtain most permits required for residential and commercial construction. Their broad authority covers primary building permits and the coordination of specialty trade permits.

What are the main building-permit categories—structural, mechanical, plumbing, electrical?

The main building permit categories include structural, mechanical, plumbing, and electrical—each governing specific construction systems and requiring distinct inspections. Structural permits cover foundations, framing, load-bearing modifications, and seismic reinforcement. Mechanical permits authorize HVAC systems, ventilation, and gas lines. Plumbing permits govern water supply, drainage, fixture installations, and water heater replacements. Electrical permits cover panel upgrades, circuits, lighting, and device installations. A comprehensive remodel or new construction typically requires permits across all four categories, though minor projects may need only one. General contractors with Class B licenses can pull permits for all categories, while specialty C-licensed contractors are limited to their specific trades.

How do additional trade or specialty permits relate to the primary building permit?

Additional trade permits function as sub-permits linked to the primary building permit, creating a hierarchical approval structure. The building permit establishes overall project scope, while trade permits authorize specific system installations—roofing, demolition, grading, or tenant improvements. Trade permits reference the master building permit number and cannot proceed without it. General contractors typically pull the master permit, then coordinate specialty contractors to obtain their trade-specific permits. This structure ensures all work connects to reviewed plans and follows proper inspection sequences. Some jurisdictions allow the general contractor to pull all sub-permits under their license, streamlining coordination and maintaining single-point accountability.

When do separate agencies (Fire, Health, Public Works) issue parallel approvals?

Separate agencies issue parallel approvals when projects involve systems or impacts beyond standard building codes—fire protection, public infrastructure, or health facilities. Fire Department permits are required for sprinkler systems, commercial alarms, assembly occupancies, or hazardous material storage. Health Department approvals apply to food service facilities, childcare centers, medical offices, or septic systems. Public Works issues permits for street cuts, curb modifications, sewer connections, or work within public right-of-way. These parallel permits proceed simultaneously with building permits but follow separate application, review, and inspection processes. General contractors coordinate these multi-agency approvals, ensuring all requirements are met before construction begins and tracking each agency’s inspection schedule throughout the project.

What are the step-by-step actions a GC takes to secure permits?

Securing permits follows a systematic seven-step process from initial research through final approval. General contractors navigate this sequence to ensure compliant documentation and minimize delays.

Step 1 — How does pre-application research confirm zoning and setbacks?

Pre-application research verifies that proposed work complies with zoning ordinances, setback requirements, and lot coverage limits before investing in construction documents. General contractors obtain a zoning information report from the planning department confirming allowed uses, height restrictions, setback distances from property lines, floor area ratios, and parking requirements. This research identifies potential restrictions—historic overlay zones, coastal commission jurisdiction, hillside ordinances—that affect design feasibility. Early zoning confirmation prevents costly plan revisions after architectural documents are complete. For complex projects, contractors may request pre-application meetings with plan checkers to discuss potential code issues before formal submission.

Step 2 — How are construction documents reviewed for code alignment?

Construction documents undergo internal review to verify code compliance before submission, catching deficiencies that would trigger plan-check corrections. General contractors coordinate with architects and engineers to review drawings against the current California Building Code, Title 24 energy standards, accessibility requirements, and Los Angeles amendments. This review checks structural calculations, egress paths, fire ratings, mechanical loads, plumbing fixture counts, and electrical service sizing. Contractors flag missing details—beam schedules, shear wall nailing patterns, ventilation calculations—and request corrections from designers. This internal quality control reduces plan-check cycles and accelerates approval timelines by submitting complete, code-compliant documents initially.

Step 3 — How does the GC submit the permit (online portal or counter)?

General contractors submit permits through LADBS online portals or in-person counter service, depending on project complexity and submission requirements. Online submission via the Los Angeles Building and Safety Permit Enterprise System (PCIS) allows digital upload of plans, completed applications, contractor licenses, insurance certificates, and energy compliance documentation. Counter submissions require physical plan sets, application forms, and supporting documents delivered to the appropriate LADBS district office. The contractor includes required items: property owner authorization, contractor’s license verification, workers’ compensation certificate, and applicable green building checklists. Upon submission, LADBS assigns an application number and routes plans to the appropriate review divisions for plan check.

Step 4 — How are plan-check comments addressed and resubmitted?

Plan-check comments identify code deficiencies requiring correction before permit issuance, triggering a revision and resubmittal cycle. LADBS plan checkers annotate drawings with specific corrections—add fire blocking, increase beam size, relocate smoke detectors, and clarify drainage paths. General contractors coordinate with architects and engineers to address each comment, producing revised plan sheets marked with revision clouds and dated stamps. Contractors submit correction sets—either full plans or marked sheets, depending on revision extent—with written responses explaining how each comment was addressed. Multiple plan-check cycles may occur for complex projects, with each round reducing remaining issues until full approval. Proactive communication with plan checkers during revisions can clarify ambiguous comments and prevent misinterpretations.

Step 5 — How does the GC coordinate revisions between designers and inspectors?

Coordination between designers and inspectors ensures plan revisions satisfy code requirements while maintaining design intent and constructability. General contractors act as intermediaries, translating plan-check comments into actionable design changes and confirming that proposed solutions meet inspector expectations before formal resubmittal. When comments are unclear or multiple solutions exist, contractors may request phone consultations or counter meetings with plan checkers to discuss options. This coordination prevents revision loops where designers address comments in ways inspectors don’t accept. Contractors also ensure revisions don’t create conflicts with other trades—structural changes affecting mechanical routes, plumbing relocations impacting electrical panels—maintaining coordination across disciplines.

Step 6 — How is the permit issued, fees paid, and job card posted onsite?

Permit issuance occurs after plan approval, requiring fee payment and generating the official permit card that must remain posted onsite throughout construction. LADBS calculates permit fees based on project valuation, square footage, and plan-check time, issuing an invoice that the contractor pays before permit release. Upon payment, LADBS issues the official permit with approved plan sets stamped and returned to the contractor. The permit card—listing permit number, address, scope, approved plans, and inspection requirements—must be posted conspicuously at the job site. Approved plans stay onsite for inspector reference during all inspections. The permit authorizes work to begin and establishes the inspection schedule contractors must follow through project completion.

Step 7 — How does the GC schedule initial inspections and communicate approval?

Initial inspections are scheduled once site work reaches required stages, with contractors requesting inspections at least 24 hours in advance. General contractors call or use online systems to schedule foundation inspections before concrete placement, framing inspections before insulation, and rough inspections before covering systems. Inspectors arrive within designated time windows, verify work matches approved plans, check code compliance, and either approve or issue correction notices. Contractors ensure sites are ready—clean, accessible, work visible—before inspector arrival. Approved inspections allow work to proceed to the next phase, while corrections must be completed and re-inspected before advancing. General contractors communicate inspection results to subcontractors and owners, maintaining project momentum through timely inspection coordination.

Why should property owners rely on their contractor for permits?

Contractor-led permitting protects property owners from legal exposure, administrative burdens, and costly mistakes. Licensed contractors possess the expertise, authority, and relationships to navigate complex approval processes efficiently.

How does contractor-led permitting protect clients from legal risk?

Contractor-led permitting transfers liability for code compliance, inspection coordination, and regulatory violations from property owners to licensed professionals accountable to regulatory oversight. When contractors pull permits under their license, they assume legal responsibility for ensuring work meets approved plans and building codes. This accountability provides property owners with recourse through the CSLB, which provides a range of services, including dispute resolution at no charge to consumers. If unpermitted work later causes issues—failed inspections during resale, insurance claim denials, or code violations—the property owner faces fines, mandatory corrections, and potential legal action. Contractor-held permits create documented evidence that work was performed legally by qualified professionals, protecting property values and owner interests.

How do contractors streamline city communication and inspections?

Contractors streamline city communication by maintaining established relationships with plan checkers and inspectors, understanding submission requirements, and speaking the technical language bureaucrats expect. Experienced contractors know which documents each agency requires, how to format submittals to avoid rejections, and whom to contact when questions arise. They schedule inspections efficiently, ensuring sites are ready when inspectors arrive and addressing correction notices promptly. Contractors translate technical plan-check comments into actionable solutions without burdening owners with building code complexities. Property owners attempting self-permitting face steep learning curves navigating unfamiliar portals, decoding correction notices, and coordinating multiple inspection schedules—tasks contractors handle routinely. This expertise eliminates delays, prevents application rejections, and maintains project momentum through approval phases.

Why does professional permit handling reflect project transparency and trust?

Professional permit handling demonstrates a contractor’s commitment to legal compliance, quality standards, and protecting client interests throughout the construction process. Contractors who proactively manage permits signal they have nothing to hide—their work withstands inspector scrutiny and meets code requirements. This transparency contrasts sharply with contractors who avoid permits or pressure owners to pull permits themselves, behaviors indicating either incompetence or intentional code violations. Proper permitting creates permanent public records documenting project scope, approved plans, and inspection results—accountability that protects owners and validates the contractor’s craftsmanship. Property owners can trust that permitted work won’t create future problems during refinancing, sales, or insurance claims. Professional permit management reflects the same attention to detail, regulatory knowledge, and client protection that defines quality construction partnerships.

What can cause permit delays, and how do GCs resolve them?

Permit delays stem from incomplete documentation, design conflicts, and administrative oversights. Experienced general contractors anticipate common issues and implement strategies to minimize review timelines.

Which common issues—missing data, design conflicts, unpaid fees—stall approvals?

A study by the Construction Industry Institute found that 78% of construction projects experience delays due to permit-related issues, primarily from incomplete submittals and unresolved conflicts. Missing data—incomplete energy calculations, unsigned structural sheets, and missing soil reports—triggers immediate rejections requiring resubmittal and restarting review timelines. Design conflicts between trades—structural beams interfering with ductwork, plumbing vents blocking required egress—force coordination meetings and revised drawings. Unpaid fees from previous permits, outstanding code violations on the property, or expired contractor licenses halt processing until resolved. Unclear property ownership, missing owner signatures, or incomplete environmental clearances also stall approvals. Each issue extends review cycles by weeks, compounding delays when multiple deficiencies exist simultaneously.

How can proactive coordination with plan checkers shorten review cycles?

Proactive coordination with plan checkers identifies potential issues before formal submission and clarifies ambiguous code interpretations during review. General contractors schedule pre-submittal meetings to discuss unusual design elements, confirm code compliance approaches, and identify documentation requirements specific to the project. During plan check, contractors contact reviewers directly to discuss comments rather than waiting for written corrections—resolving misunderstandings through conversation instead of revision cycles. This dialogue allows contractors to propose alternative solutions when initial approaches don’t satisfy code requirements, finding acceptable compromises without formal resubmittals. Responsive communication—answering plan checker questions same-day, providing requested calculations promptly—keeps applications moving through review queues rather than sitting idle awaiting contractor responses.

Why do experienced GCs in Los Angeles often work with permit expediters?

Experienced Los Angeles general contractors partner with permit expediters—specialists who navigate LADBS processes full-time—to accelerate complex or time-sensitive approvals. Expediters maintain daily relationships with plan checkers across all divisions, understand current interpretation trends, and know which reviewers handle specific property zones or building types. They hand-deliver submittals, attend counter meetings, and follow up on review status—activities that would consume contractor time better spent managing construction. For projects with tight financing deadlines, challenging code situations, or multi-agency coordination, expediters’ specialized knowledge often shortens approval timelines by 30-50%. Their fees are minimal compared to carrying costs from delayed starts or extended construction financing. Contractors use expediters strategically on complex projects while handling routine permits internally.

What happens once permits are closed and final approvals issued?

Permit closure marks legal project completion and enables property occupancy or sale. Final inspections, certificate issuance, and record archiving create permanent documentation validating code-compliant construction.

How are final inspections documented and signed off by the AHJ?

Final inspections require the Authority Having Jurisdiction (AHJ)—typically LADBS inspectors—to verify all work matches approved plans and all previous correction notices were addressed. Contractors schedule final inspections after completing all construction, cleanup, and punch-list items. Inspectors conduct comprehensive walkthroughs, checking structural elements, mechanical systems, electrical installations, plumbing fixtures, egress paths, fire safety features, and accessibility compliance. They verify that approved plans remain onsite, previous inspection cards show all required approvals, and no unpermitted work exists. Approved final inspections are documented on the permit card with inspector signatures, dates, and approval stamps. Any remaining deficiencies trigger correction lists requiring re-inspection before final sign-off.

Which certificates (occupancy, completion) mark official project closure?

Certificates of Occupancy (for new construction or change of use) and Certificates of Completion (for alterations or additions) mark official project closure and authorize legal occupancy. Certificate of Occupancy confirms new buildings meet all code requirements and can be occupied safely for their intended use—residential, commercial, or mixed. Certificate of Completion validates that alterations, additions, or repairs were completed according to approved permits and passed all required inspections. These certificates are issued by LADBS after final inspection approval and payment of all outstanding fees. Property owners need these certificates for utility activation, insurance coverage, occupancy permits, and real estate transactions. Without proper certificates, properties cannot be legally occupied, sold, or refinanced.

How does the GC archive records for warranty and future maintenance?

General contractors archive complete permit records—approved plans, inspection reports, certificates, product specifications, and warranty documentation—creating comprehensive project files for future reference. These records include as-built drawings showing final conditions with any field changes, manufacturer warranties for installed equipment and materials, inspection approval cards, and certificates of occupancy or completion. Contractors provide owners with organized binders or digital files containing this documentation, essential for warranty claims, future remodels, system maintenance, or property sales. Archived records prove code compliance during insurance claims or resale inspections, document system specifications for repair technicians, and establish legal protection if disputes arise years later. Professional contractors maintain backup copies in their files, protecting both parties if original documents are lost.

How long does permitting take, and what affects cost and timing?

Permitting timelines and costs vary significantly based on project complexity, location, and submission quality. Understanding these factors helps contractors and owners set realistic expectations and budgets.

Which project factors (size, location, scope) control approval duration?

Project size, location, and scope directly determine review complexity and approval duration, with timelines ranging from weeks to months. Small alterations—kitchen remodels, bathroom additions—typically clear plan check in 2-4 weeks with straightforward code compliance. Large new construction or complex remodels require 6-12 weeks as multiple plan checkers review structural, mechanical, electrical, plumbing, energy, and accessibility elements. Projects in historic districts, coastal zones, hillside areas, or high fire severity zones add weeks for additional agency reviews. Scope also matters—projects requiring variances, environmental reviews, or conditional use permits extend timelines by months. Location within Los Angeles affects workload at specific district offices, with busier offices experiencing longer backlogs.

What city fee structures and impact assessments apply in Los Angeles?

Los Angeles calculates permit fees based on project valuation, square footage, and plan-check complexity, with additional impact fees for certain improvements. Base permit fees use a sliding scale tied to construction value—typically 1-2% of total project cost—covering plan review, inspections, and administrative processing. Additional fees apply for expedited review, after-hours inspections, or multiple plan-check cycles. Impact fees—including park fees, traffic mitigation, school assessments, and affordable housing contributions—apply to new construction or significant additions based on square footage and use type. These impact fees can add $10,000-$50,000+ to residential projects, depending on location and size. Energy compliance, green building verification, and special inspection fees add further costs.

How do early coordination and digital submittals reduce overall cost?

Early coordination and digital submittals reduce costs by minimizing plan-check cycles, shortening approval timelines, and preventing construction delays. Pre-application meetings identify code issues before expensive architectural drawings are finalized, avoiding costly redesigns after submission. Complete, well-organized digital submittals process faster than incomplete paper applications requiring resubmittal and additional review fees. Digital tracking allows contractors to monitor application status, respond to plan-check comments immediately, and schedule inspections efficiently—reducing carrying costs from delayed construction starts. Each avoided plan-check cycle saves 2-4 weeks and additional review fees. Early permit acquisition also locks in current fee structures before annual increases and enables construction scheduling that maximizes weather windows and subcontractor availability.

What should clients ask before signing a contract about permits?

Clear contract language about permit responsibilities prevents disputes and unexpected costs. Clients should confirm who handles permitting, pays fees, and manages delays before signing.

Which clauses clarify whether the GC or owner pays permit fees?

Contracts should explicitly state whether permit fees are included in the contract price or billed separately as owner reimbursables. Many contractors include permit fees in their base contract amount, while others pass actual fees through to owners as direct costs. This distinction significantly affects total project cost—permit fees can range from $5,000 to $50,000+, depending on project scope and impact assessments. Clients should request itemized breakdowns showing estimated permit costs separately from construction costs, labor, and materials. The contract should specify who pays if fees exceed estimates due to design changes or unforeseen requirements. Clear language prevents surprise invoices when permits are issued and establishes financial expectations upfront.

How can the proposal list permit responsibilities and expected timelines?

Detailed proposals should include a permit section outlining who prepares documents, submits applications, coordinates revisions, schedules inspections, and manages agency communication. This section clarifies whether the contractor handles all permit activities or expects owner participation in certain tasks. Timeline estimates should specify expected approval duration—typically expressed as ranges accounting for plan-check cycles—and identify when permitting begins relative to contract signing. Proposals should note that timelines are estimates subject to agency workload and plan-check outcomes. Contracts should also address how permit delays affect construction schedules, payment schedules, and whether delays beyond contractor control trigger timeline extensions without penalty.

Why should clients confirm that permit fees are distinct from construction costs?

Separating permit fees from construction costs provides transparency about where money goes and protects clients from contractors inflating permit cost estimates to pad profits. Permit fees paid directly to government agencies are fixed, verifiable amounts that contractors cannot markup. When permit fees are buried in lump-sum contract pricing, clients can’t verify they’re paying actual costs versus contractor-added premiums. Distinct line items allow clients to see invoices from permit agencies, confirm fees match estimates, and understand what portion of their investment goes to regulatory compliance versus physical construction. This transparency builds trust and enables clients to make informed decisions if scope changes affect permit costs. Contracts should specify that contractors provide permit fee receipts upon request.

Managing permits professionally with Joel & Co. Construction

Professional permit management separates experienced contractors from those who treat approvals as administrative afterthought. Joel & Co. Construction’s systematic approach to permitting reflects the same commitment to excellence that defines their construction quality.

How does expert permit handling demonstrate full-service project management?

Expert permit handling demonstrates full-service project management by coordinating the complex interplay between design professionals, regulatory agencies, and construction execution from project inception through final approval. Joel & Co. Construction manages every permit aspect—pre-application research, document preparation, agency coordination, plan-check revisions, inspection scheduling, and certificate procurement—without burdening clients with technical complexities. This integrated approach ensures permit requirements inform design decisions early, preventing costly revisions after plans are finalized. The firm’s familiarity with Los Angeles code requirements, relationships with LADBS plan checkers, and systematic tracking of approval timelines create seamless transitions from design to construction. Clients receive regular updates on permit status without navigating bureaucratic processes themselves, experiencing construction as a managed service rather than a series of administrative obstacles.

Why does partnering with a licensed Los Angeles GC save time and stress during approvals?

Partnering with a licensed Los Angeles general contractor like Joel & Co. Construction eliminates the time, frustration, and risk property owners face when attempting to navigate unfamiliar permit systems independently. The firm’s established processes and local expertise accelerate approvals through complete initial submissions, proactive plan-check coordination, and efficient inspection scheduling—preventing the delays that plague inexperienced permit applicants. Licensed contractors assume legal responsibility for code compliance, protecting clients from violations, fines, and future resale complications. Clients avoid learning complex building codes, decoding technical correction notices, or scheduling multiple inspection types—tasks requiring specialized knowledge that contractors possess inherently. Contact Joel & Co. Construction to discuss your Los Angeles project and experience the confidence that comes from partnering with professionals who handle every aspect of construction—from permits to final inspection—with the same commitment to quality and client care.

Joel Portillo

As a second-generation general contractor with a passion for construction and design I bring a unique blend of experience, expertise, and innovation to every project. Having grown up in the world of construction, I’ve been immersed in the craft from an early age, learning the nuances of the industry from my father. My background in construction brings a deep respect for the craftsmanship that goes into every project, as well as an understanding of the practical challenges and intricacies involved in every phase of construction. With a wealth of hands-on knowledge passed down through the generations, every project is built to last while meeting the aesthetic and functional demands of today’s world.